Property residence permit, grounded by Georgian property worth more than USD 150,000.

What you get#

A Georgian residence permit grounded by your Georgian property with a market value above USD 150,000. The permit grants long-term lawful residence in Georgia, renewable annually, with no minimum stay requirement — you can hold the residence permit while spending most of the year elsewhere. The property itself becomes the qualifying configuration that grounds the permit; as long as you keep the property, you can apply to extend the permit each year, and an extension doesn't call for a new valuation of the same property.

The structure has four other clean properties:

No minimum stay. Unlike some residence permit categories that require minimum annual presence in Georgia, the property residence permit doesn't carry a stay threshold. You can hold the permit while living primarily in another country, visiting Georgia occasionally for renewals or other purposes. This is one of the property residence permit's strongest features for foreign clients who want formalised Georgian status without committing to relocation.

Threshold raised on 1 March 2026. The qualifying market value rose from above USD 100,000 to above USD 150,000 with effect from 1 March 2026 (Law No. 863 of 26 June 2025). For applications under the current rules, the qualifying property's assessed market value must exceed USD 150,000. For property bought before the rule changed, we review the relevant application and permit history individually.

A base for longer-term status. The property permit keeps your lawful residence in place year to year for as long as you own the property. How years on it count toward a permanent residence permit is something we confirm for your situation. Citizenship remains discretionary, with a single-citizenship default (Article 3(2)).

Layer 3 satisfier for HNW Tax Residency, with optional Layer 2 double-up. The property residence permit cleanly satisfies Layer 3 of the HNW Tax Residency programme. If your property value reaches USD 500,000 or higher, the same property also satisfies Layer 2 (Georgian assets), creating efficient double-up where one property purchase grounds both the residence permit and the HNW programme's asset-footprint requirement. See HNW Tax Residency.

The combined effect: a residence permit grounded in real Georgian asset ownership, with operational flexibility for clients who don't want to relocate, optional integration with HNW Tax Residency planning, and a base for longer-term residence planning.

What we do#

We coordinate property purchase and residence permit application as a single coordinated engagement. Property purchase happens via Power of Attorney with our team executing on your behalf in Georgia; the residence permit needs you in Georgia when the application is filed and in person for the residence card.

Step 1 — Property purchase via Power of Attorney. We prepare a Power of Attorney authorising our team to execute the purchase on your behalf and arrange its notarisation — usually online, or at a notary in your country where needed — with the apostille and courier to Georgia. We coordinate property selection (if needed), due diligence, sale-purchase agreement at a Georgian notary, registration with the National Agency of Public Registry, and post-purchase title confirmation. The property purchase itself can be completed entirely without your travel — the PoA covers all transactional and registration steps.

Step 2 — Residence permit application file preparation. With the property purchase complete and registered, we prepare the residence permit application file: property ownership documentation, supporting financial evidence, the standard SDA application pack. We file it under Power of Attorney while you are in Georgia. SDA also offers online filing from Georgia with a live video call where that channel is available to you; the paper originals then follow within 10 days.

Step 3 — Your time in Georgia. The application is filed while you are in Georgia, and SDA can ask an applicant to attend in person. Once SDA grants the permit, plan to request the residence card in person at an SDA office or a Public Service Hall branch; the card carries your fingerprints and signature, and the law requires it to be taken out within one month of receiving the permit. Depending on how long the decision takes, that can be one stay or a return trip timed to the deadline. Some clients combine the stay with a property selection visit if they want to view properties before purchasing — but with the PoA-delivered purchase pattern, many clients buy the property remotely first and come to Georgia only for the residence permit steps.

Step 4 — Residence card and yearly extensions. We confirm the hand-over arrangements for the finished card when you request it. The property permit is extended one year at a time: we prepare the extension showing continued ownership and file it under Power of Attorney while you are in Georgia; SDA's rules also allow an electronic extension application from abroad. Each extension needs a new residence card: we confirm whether yours can be requested electronically, using the data on your current electronic card, or has to be requested in person.

What's included#

• Pathway confirmation in the consultation (property residence vs alternative pathways like work, investment, IT residence)
• Property purchase coordination via Power of Attorney (selection assistance if needed, due diligence, sale-purchase agreement, NAPR registration, title confirmation)
• Power of Attorney drafting and notarisation coordination for both the property purchase and the residence permit application
• Residence permit application file preparation
• Coordination of the initial Georgia visit (timing, scheduling, accompanying you through SDA interactions)
• Residence card request preparation (you request the card in person after the permit decision)
• Yearly extension filings under Power of Attorney
• Briefing on residence-permit interaction with HNW Tax Residency Layer 2/3, banking, and longer-term residence options

What you'll need to qualify#

Three things. We confirm all three before recommending the structure.

Georgian property above USD 150,000 in market value. The test is the property's market value, set by a certified assessor of an accredited body — for a new purchase and for property you already own alike. We arrange the valuation during purchase coordination; if a certified market value comes in below the threshold, we review the available options with you before you commit to another purchase. Property with a certified market value above USD 300,000 can also support a five-year Investment Residence permit, with a possible path to an indefinite residence permit after five years.

Clean property title and registration. Properties qualifying for residence permit grounding need clean NAPR registration and title chain. This is the standard property purchase due diligence we perform during purchase coordination — the threshold isn't met by ownership documentation gaps or unresolved title issues. For pre-existing property purchases (clients who bought through other channels and now want the residence permit), we conduct the same due diligence to confirm clean title before filing the residence permit application.

Valid passport and supporting documentation. Standard SDA documentation pack — passport with adequate remaining validity, supporting financial documentation if requested, and the application materials specific to the property residence category. We prepare the file ahead of your time in Georgia so filing runs smoothly.

We work through all three in the consultation and confirm the application is solid before submission.

How property residence interacts with HNW Tax Residency#

Property residence is the most efficient pathway for foreign clients pursuing HNW Tax Residency Layer 3 satisfaction.

Layer 3 satisfaction is automatic. A valid Georgian residence permit (any category) satisfies Layer 3 of the HNW Tax Residency programme. Property residence grounded by Georgian property worth more than USD 150,000 meets this requirement cleanly.

Layer 2 double-up at USD 500,000+. If the property purchase value reaches USD 500,000 or higher, the same property also satisfies Layer 2 (USD 500,000+ of assets in Georgia). One property purchase grounds both Layer 2 and Layer 3 of the HNW programme — an efficient configuration when your Georgian footprint is property-focused.

Coordination with the HNW engagement. When clients pursue property residence specifically as part of HNW programme planning, we coordinate the property purchase, residence permit application, and HNW application sequence so the documentation supports all three layers cleanly. See HNW Tax Residency for the full Layer 1/2/3 framework.

If your Layer 2 is covered by other Georgian holdings, property residence still satisfies Layer 3 cleanly — the property doesn't need to reach the USD 500,000 threshold. For the residence permit alone, the property's market value needs to be above USD 150,000.

When property residence is the right pathway#

Property residence fits readers who:

• Already hold or plan to hold Georgian property worth more than USD 150,000
• Want long-term Georgian residency without minimum stay requirements (no annual presence threshold)
• Pursue HNW Tax Residency where Layer 3 satisfaction is needed
• Want a residence permit grounded in real asset ownership rather than business activity or specific qualifications
• Plan property ownership as a multi-purpose configuration (residency grounding, potential rental income, capital appreciation exposure, family use)

If you want long-term residency without committing to property purchase, Work Residence (IE-grounded) or Investment Residence (a qualifying investment of at least USD 300,000) may fit better. Property above USD 300,000 can also support Investment Residence — a five-year permit instead of this one-year renewable one. If you only need short-term Georgian presence with the visa-free regime adequate, no residence permit is needed at all — see the residency pillar overview.

Why Happy Georgia#

Independent advisory. No tied property developers, no commission for steering you toward specific properties or developments. We coordinate property purchase and residence permit as a single engagement focused on what fits your situation, not on what generates referral fees.

Foreign clients only. Our entire practice is foreigners setting up in Georgia. Every engagement starts from your own situation: where you live and pay tax, who your clients are, and what you plan to do in Georgia.

Fixed pricing, no tourist tax. Property purchase coordination and residence permit engagement quoted as a coordinated package or as separate engagements depending on scope. We quote in EUR, we honor the quote, no surprises later.

Frequently asked questions#

Can I buy property in Georgia without coming to Georgia?#

Yes. Property purchase via Power of Attorney is a standard configuration — we arrange the notarised and apostilled PoA (usually online, or at a notary in your country where needed), our team in Georgia handles property selection (if needed), due diligence, the sale-purchase agreement at a Georgian notary, NAPR registration, and title confirmation. The entire purchase can be completed without your travel.

Do I have to come to Georgia for the residence permit itself?#

Yes, for two steps. You need to be in Georgia when the residence permit application is filed, and in person for the residence card once the permit is granted — the law requires the card to be taken out within one month of receiving the permit. We file the application under Power of Attorney while you are in Georgia. Yearly extensions can be filed under Power of Attorney while you're in Georgia, and SDA's rules also allow an electronic extension from abroad; each extension needs a new card, and we confirm with you how yours can be requested.

What's the minimum property value to qualify?#

The property's market value, set by a certified assessor of an accredited body, must be above USD 150,000. That threshold has applied since 1 March 2026; before that it was above USD 100,000. For property bought before the rule changed, we review the relevant application and permit history individually.

Does the property residence permit grant work authorisation?#

Not by itself. The residence permit governs your right to reside in Georgia long-term; the right to work is a separate question under the Law on Labour Migration. Some activities are exempt under Article 1(4) of that Law, each with its own conditions — see Work Permit. Where no exemption applies, the right to work is obtained separately; the property residence permit doesn't provide it.

How does property residence interact with tax residency?#

The residence permit doesn't make you a Georgian tax resident automatically. You become Georgian tax resident either under the standard rule, with 183 or more qualifying days within any continuous 12-month period ending in the relevant tax year, or by satisfying the HNW Tax Residency programme's three-layer framework. Property residence permit holders who don't reach 183 days don't become tax residents through residency alone; HNW programme is the alternative path. See Tax Residency.

Can my family come on the property residence permit?#

The law extends the property-based short-term residence permit to the owner's spouse and children, so they don't need the general family-reunification route. Each still holds their own permit and applies separately. We can assist with family members' applications on request, subject to eligibility and the agreed scope.

What happens if I sell the property before the residence permit renewal?#

The permit is tied to your ownership of the property: under the Aliens Law it ends when your ownership of the property ends (Article 16(1)(f)), not only at the next extension. If you plan to sell, downsize or replace the property, brief us before the change so we can look at the options for your status first.

Can I rent out the property while holding the residence permit?#

Yes. Rental income from Georgian property is allowed and doesn't affect residence permit status. Rental income is taxed under standard Georgian rules (typically 5% withholding for individual landlords on Georgian-source rental income). The residence permit grounding is about ownership, not occupation — owner-residency isn't required.

What's the timeline from property purchase to first residence permit card?#

We coordinate the property purchase under Power of Attorney, the residence permit application, the attendance it requires and your residence-card arrangements, and we advise on the applicable timetable for your case. We don't promise a fixed processing period: timing depends on the documents, the parties to the purchase and the authorities involved.

What if my application is refused?#

Refusals are uncommon for properly documented applications, but they happen — typically when the property documentation doesn't meet SDA expectations or the applicant's overall configuration raises immigration policy concerns. The property residence pathway is one of the more straightforward residence permit categories from an SDA perspective, but file completeness still matters. We minimise refusal risk through document discipline.

Ready to set up?#

A free consultation maps whether property residence fits your situation, the property purchase scope (existing property vs new purchase coordination), and the residence permit timeline. The property purchase happens via Power of Attorney while you stay in your country; the residence permit needs you in Georgia when the application is filed and in person for the residence card. Yearly extensions follow under Power of Attorney. Pricing follows the engagement scope — typically property purchase coordination + residence permit engagement quoted as a coordinated package.